BRENT LOCAL PLAN 2018 5.2 EAST 67 BRENT LOCAL PLAN 2018 EAST 5.2.1 This place includes the wards of Dollis Hill, Dudden Hill, Fryent and Welsh BURNT OAK Harp. To the east it is bounded by the A5 Edgware Road which follows the route of the old Roman Road Watling Street into Central London. To BARNET the north it is bounded by Kingsbury Road, to the west by Slough Lane/ Salmon Street/ Blackbird Hill and River Brent, to the south by Chiltern/ COLINDALE Metropolitan/ and Dudding Hill rail lines. KINGSBURY KENTON HARROW PRESTON ROAD FIGURE 11 MAP OF EAST PLACE WEMBLEY PARK NEASDEN CRICKLEWOOD SUDBURY WEMBLEY CHURCH END EALING ROAD WILLESDEN GREEN CAMDEN KILBURN HARLESDEN EALING QUEEN’S PARK KENSAL RISE WESTMINSTER © Crown copyright and database rights KENSINGTON & 2018 Ordnance Survey 100025260 HAMMERSMITH CHELSEA & 68 FULHAM BRENT LOCAL PLAN 2018 CHARACTER AND CULTURE A4140 Salmon Street, A4088 Blackbird Hill/Neasden Lane, A406 North Circular, A400 6 Kingsbury Road 5.2.2 The East of the borough comprises largely residential and B454 Church Lane. The limited access to public neighbourhoods with limited focal points, the town centre transport over much of the area promotes a higher being Neasden to the south, whilst for other parts it is local reliance on the private car for movement. Part of the centres/parades along main movement corridors. It has one London Cycle Network runs through Neasden to the significant industrial area at the London scale at Staples A5 Edgware Road through quiet roads south of the Corner and at the Brent scale along Kingsbury Road. It has North Circular. Walking routes are predominantly street three conservation areas; St Andrew’s, Homestead Park and based, with some recreational ones in parks and open Neasden Village. spaces such as Welsh Harp. 5.2.3 The character is predominantly interwar suburban of low rise terraced, semi-detached and detached homes. Exceptions TOWN CENTRES to this are Neasden which also includes some Victorian and 5.2.7 This place only has one town centre at Neasden. This Edwardian terraces and other areas of more recent infill on is a centre that is struggling in terms of its vitality and surplus public land or former employment premises. viability. In terms of draw/ offer is essentially operating 5.2.4 Significant open spaces include the expansive Welsh Harp as a neighbourhood centre for convenience shopping. reservoir/ Neasden sports and recreation ground, the There are a number local parades along main northern part of Gladstone Park, Silver Jubilee Park and movement corridors such as Edgware Road, Church Kingsbury recreation ground. The River Brent and Canal Lane and Blackbird Hill/ Neasden Lane, all comprising Feeder run south through Neasden, along narrow corridors of predominantly small scale independent traders of which largely to the rear of properties, are publically local convenience shops and services reflecting Brent’s inaccessible and heavily engineered. Along the northern edge diverse communities, with restaurants and takeaways of Welsh Harp, part of Wood Lane retains a rural character. serving food from all around the world. 5.2.5 There are some notable cultural and heritage assets including the Shree Swaminarayan Mandir temple, English EMPLOYMENT AND EDUCATION Martyrs RC Church, St Andrew’s Church which is Grade 5.2.8 Staples Corner is a designated strategic industrial I listed along with several other listed monuments in its location, meaning it has importance at a London level. church yard and dwellings in the adjacent area. Welsh Harp Its location near to the A5, A406 and M1 provides is home to a large sailing club and Silver Jubilee Park to potential for good HGV access. It has a range of Edgware Town and Kingsbury Town football club ground employment spaces of different sizes but also a high number of trade counter type businesses. Smaller TRANSPORT locally significant industrial sites are located along 5.2.6 Overall, the public transport offer overall is relatively weak, Kingsbury Road and near Neasden station. The area with only one rail station at Neasden providing access to includes the College of North West London Neasden the Jubilee Line. There are bus services that focus on the Campus and has a good coverage of primary and principal movement corridors of the A5 Edgware Road, secondary schools. 69 BRENT LOCAL PLAN 2018 INGSBURY LSIS FIGURE 12 HIGH LEVEL PLAN OF THE PLACE Conservation Area Intensification Corridor Open Space Key Employment Sites Waterway London nderground Station London Overground Station ational Rail Station Town Centre STAPLES CORNER SIL ST ANDREWS CONSERVATION AREA CRICLEWOOD LSIS NEASDEN VILLAGE CONSERVATION AREA HOMESTEAD PAR CONSERVATION AREA NEASDEN NEASDEN NEASDEN LANE LSIS 70 BRENT LOCAL PLAN 2018 VISION Tall buildings of up to 36 metres (12 storeys) will be limited to the Staples Corner and Neasden Stations’ Growth Areas, and stepped down 5.2.9 Neasden centre’s role of local importance will be maintained, providing a to form a comfortable relationship with adjacent areas. range of retailing including many independent shops, a new street market c. Along the intensification corridors of A5 Edgware Road and A4088 and a mix of community and cultural facilities meeting needs reflecting its Blackbird Hill/Neasden Lane/ Dudden Hill Lane heights typically of up to diverse population and some new homes. The local population to support it 15-18 metres (5 to 6 storeys) are likely to be acceptable. will be added to by the Neasden Stations Growth Area; a key focus for new d. In other areas where designated heritage assets will not be adversely housing and employment provided in tall buildings and a new West London affected heights of buildings should go no higher than two storeys above Orbital railway station. Improvements to the public realm and townscape, the prevailing predominant heights. particularly along and around the North Circular and Neasden junction will be sought. HOMES 5.2.10 Staples Corner will be transformed into a new mixed use community, linking e. The potential residential development for Staples Corner Growth Area to the Thameslink Brent Cross West station and Brent Cross Opportunity Area and Neasden Stations’ Growth Area will be determined by their respective in LB Barnet. It will also be a focus for tall buildings. Employment space that masterplans, taking account of the need to support employment space meets 21st century needs will be prioritised in association with new homes on the site. Depending on the capacity of these sites there may be specific and social infrastructure. Marking the area’s role as a gateway to Brent, there requirements around different housing types, such as specialist (older will be significant improvements to townscape on the A5 Edgware Road and people/ supported/ student) housing and build to rent A406 North Circular Road, with the Welsh Harp’s setting, access and function f. Potential at various locations in Neasden town centre to support its significantly improved to better reflect its role as an environmental asset and vitality and viability ‘green lung’ for London. g. Intensification corridors – as yet numbers of homes are unknown. It is 5.2.11 Elsewhere existing low density development and limited potential for dependent on whether conversion/ extensions or redevelopment of improvements to public transport accessibility will mean extensive change existing buildings is unlikely. Opportunities for new development will however exist, e.g. town centres and intensification corridors along main public transport corridors, active TOWN CENTRES ground floor frontages will wherever possible be maintained, whilst the height of h. Neasden town centre will provide convenience retail for local buildings related to these opportunities will typically be up to 5 to 6 storeys. communities in addition to a street market, restaurant and café offer. Additional small scale retail/ other uses floorspace will be supported to PREFERRED POLICY OPTION: BP2 EAST consolidate this role. Improvements to the public realm and connectivity will be sought. Proposals should plan positively to deliver the place vision by contributing and i. Retail parades along Neasden Lane/Blackbird Hill and Church Lane will where appropriate delivering the following: be supported with flexibility on uses to maintain commercial premises at ground floor, particularly for meanwhile uses or low cost workspaces. CHARACTER, HERITAGE AND DESIGN Rationalisation on the edges will however be supported if significant Strengthen local identity and character by: long term vacancies indicate a need to reduce commercial capacity. a. Conserving and enhancing heritage assets, including Church Lane and j. Additional residential on upper floors or making efficient use of plots Neasden Conservation Areas. through redevelopment will be supported in these centres to increase b. Respecting the predominantly suburban low rise character of the area. local population catchments. 71 BRENT LOCAL PLAN 2018 COMMUNITY AND CULTURAL FACILITIES w. Direct development to and increase patronage/ services on public transport corridors. k. Securing sufficient physical and social Infrastructure on and off site to support the Staples Corner and Neasden Stations’ Growth Areas, in particular ensuring the improvement of the Welsh Harp and its setting. JUSTIFICATION l. Securing the retention of the area’s religious buildings CHARACTER, HERITAGE AND DESIGN EMPLOYMENT AND SKILLS 5.2.12 Although of slightly denser character in the south towards Neasden where there are a higher concentration of terrace properties, the area as a whole Supporting the local economy by: is typically low rise, low density suburban in character. It is three or four m. Retaining and encouraging intensification of employment uses at storey properties in a few places along transport corridors/ in Neasden Town Kingsbury Locally Significant Industrial Site. Centre, but elsewhere almost all uniformly two storey. The area has not been n. Supporting transformational change of Staples Corner to provide identified for substantial change in recent Local Plans, containing no Growth colocation/intensification and a wide range of new business premises fit Areas.